Report to Development Services Committee                                                    October 3, 2006  

 

 

SUBJECT:                          Angelico Investments Inc.

                                            8555 Woodbine Avenue and 3000 Highway 7

                                            Application for site plan approval for Phase 2 of the Michael Angelos development

                                            File No. SC 06 120081   

 

PREPARED BY:               Scott Heaslip, Senior Project Co-ordinator

                                            Central District

 

 

 

RECOMMENDATION:

That the report dated October  3, 2006, entitled “Angelico Investments Inc., 8555 Woodbine Avenue and 3000 Highway 7;  Application for site plan approval for the second phase of the Michael Angelos development”  be received;

And that the application for site plan approval be endorsed, in principle, subject to the conditions attached as Appendix “A”;

And that site plan approval be delegated to the Director of Planning and Urban Design or her designate, to be issued once the conditions outlined above have been satisfied.  Site Plan approval is issued only when the Director has signed the site plan;

And  that Council authorize the enactment of a by-law to remove the Hold (H) provision  on the subject lands upon application by the Owner once a site plan agreement has been executed or alternatively the Owner has provided an undertaking not to compel issuance of a building permit until the site plan agreement has been executed;

And further that this endorsement shall lapse and site plan approval will not be issued after a period of three years commencing October 3, 2006, in the event that the site plan agreement is not executed within that period.

 

EXECUTIVE SUMMARY / FINANCIAL CONSIDERATIONS:

 

Not applicable.

1. Purpose                2. Background         3. Discussion             4. Financial         5. Environmental

 

6. Accessibility       7. Engage 21st             8. Affected Units       9. Attachment(s)

 

 

PURPOSE:

 

The purpose of this report is to recommend that Committee endorse the application for site plan approval for the second phase of the Michael Angelos development at the north-east corner of Woodbine Avenue and Highway 7, and delegate site plan approval to the Director of Planning and Urban Design.


 

BACKGROUND:

 

Property and Area Context

The subject property has an area of 3.045 ha and is located at the north-east corner of Woodbine Avenue and Highway 7.  There is a recently constructed 1-storey 5993 m2 (64,500 ft2) commercial building in the north-east part of the property occupied by Michael Angelo’s Marketplace and several smaller shops.

 

Official Plan and Zoning

The property is designated Industrial (Business Corridor Area) in the Official Plan, and zoned  “Business Corridor” (BC) by By-law 165-80, as amended.  The zoning of the portion of the property to be occupied by the Phase 2 building is currently subject to a hold.    The hold will be removed, upon application by the Owner, following execution of  the site plan agreement.

 

Proposal

The applicant proposes to construct a 2 storey commercial building focused on the intersection of Woodbine Avenue and Highway 7.  The building will have an area of 3590 m2 (38,640 ft2) and will be occupied by retail, restaurant and offices uses. 


 

OPTIONS/ DISCUSSION:

 

Master plan and phase 1 site plan approved  by the Town

On August 26, 2002, Development Services Committee approved an overall master plan for the Micheal Angelos property and granted site plan approval for the first phase of the development.  Phase 1 (Figure 4) is the one-storey supermarket building at the rear of the property.  Phase 2 (Figure 5) adds a two-storey commercial/office building oriented to the Woodbine/Highway 7 intersection.  Phase 3 (Figure 6) adds a multi-storey office building on the portion of the property north of Lunar Crescent.  The master plan also shows a 1-level parking deck in the area between the three buildings, to be constructed incrementally as the parking is required.  The phase 1 building has been constructed and occupied.  The entrances and driveways for the ultimate development were all constructed with Phase 1.

 

Parking variances

Minor Variance A/89/05, which applies to Phases 1 and 2, permits 69 parking spaces to be located on the Phase 3 lands (which are subject to a zoning hold) and an overall reduction in parking for Phases 1 and 2 from 419 to 380 spaces.

Minor Variance application A/111/06 further reduces required parking for Phases 1 and 2 to 330 spaces, subject to a cap on restaurant space.  The adequacy of this number of parking spaces was substantiated by a parking study submitted by the applicant, which was peer reviewed by a consultant retained by the Town.

 

These variances, which are both for a temporary period of 5 years, allow the Owner to defer construction of the parking deck until Michael Angelo’s business has developed to the extent that the construction of the deck is required and the business can support the cost.   

 

The Phase 3 development will require construction of the parking deck to replace the surface parking area displaced by the building and provide the additional required parking.  The parking deck will be constructed over the existing surface parking area adjacent to Woodbine Avenue.  In the interim the Owner will be required to provide enhanced urban screening elements along the Woodbine Avenue frontage to screen the surface parking area.

 

Revisions to the approved Phase 1 plans

Subsequent to approval by the Town the applicant revised the program for the Phase 1 building.  The area of the supermarket was reduced and separate retail units were introduced on the south side of the building in the area no longer occupied by the supermarket.  This required changes to the building elevations to reorient the main entrance to the supermarket to the north side of the building and to incorporate new storefronts along the south elevation.   The parking deck shown on the approved plans was also not constructed and parking was introduced on the Phase 3 lands in accordance with minor variance A/89/05.   These plan revisions will be incorporated into the site plan agreement with the Phase 2 plans.

    

Phase 2 plan generally consistent with Original Master Plan

The location and footprint of the Phase 2 building (Figure 7) are consistent with that shown on the master plan approved by the Town in 2002.    However the area of the second floor has been reduced from that shown on the original plan.

 

Building Elevations

The proposed building will have a 2-storey component focused on the intersection of Highway 7 and Woodbine Avenue containing a curved glass faced architectural turret feature extending above the second floor level.   A 1-storey component will extend along  Highway 7, providing continuous built form across the Highway 7 frontage, broken only in one place for a driveway.  A 1-storey component will also extend up the Woodbine Avenue frontage.  The future parking deck and the Phase 3 office building will eventually extend built form up the Woodbine Avenue frontage to the north boundary of the property. The building will be faced with a combination of aluminum composite panels and glass to match the facing materials on the Phase 1 building (see Figures 8 – 9).  The massing, design and materials of the proposed building are generally consistent with the Town expectations.  The applicant was requested to provide a coloured rendering, which is attached.  We have also requested the applicant’s architect to be in attendance on Oct 3, and to present to Committee the details of the elevations and building materials.  The final elevations to be approved by the Director of Planning and Urban Design will reflect the input of the Town Architect, and any requirements arising from Development Services Committee.

 

 

 

Ditches on Highway 7 and Woodbine Avenue to be filled

 

The existing ditches within the boulevards of Highway 7 and Woodbine Avenue adjoining the property serve a flood storage role for the Beaver Creek.  The Owner made  a financial contribution in the Phase 1 site plan agreement towards filling the ditches and increasing the capacity of the existing stormwater management pond at the south-west corner of Highway 7 and Woodbine Avenue to compensate for the flood storage capacity lost through moving to an urban road design.  The Town will be undertaking these works, which are tentatively scheduled for 2007. The floodplain associated with the ditches currently extends into the Phase 2 lands.  The TRCA has issued a permit to the Owner to construct the Phase 2 building partially within the floodplain in the interim.


 

FINANCIAL TEMPLATE (Separate Attachment):

Not applicable.

 

ENVIRONMENTAL CONSIDERATIONS:

Filling of the ditches and retrofitting the existing stormwater management pond will be undertaken by the Town in consultation with the TRCA and the Region of York.  

 

ACCESSIBILITY CONSIDERATIONS:

There are no accessibility implications for the Town in this report.

 

ENGAGE 21ST CONSIDERATIONS:

The proposal aligns with the following key Town of Markham Corporate Goals:  Managed Growth, Quality Community and Infrastructure Management.

 

BUSINESS UNITS CONSULTED AND AFFECTED:

The proposed development was circulated to applicable Town departments and public agencies for comment.  Their requirements will be incorporated into the final project plans and secured in the site plan agreement.

 

 

 

 

RECOMMENDED

                            BY:    ________________________          ________________________

                                       Valerie Shuttleworth, M.C.I.P, R.P.P                 Jim Baird, M.C.I.P, R.P.P

                                             Director, Planning & Urban Design                Commissioner, Development

                                                                                                                                Services

 

 

 

 

 

 

 

 

 

 

ATTACHMENTS:

Figure 1 – Location Map

Figure 2 – Area Context

Figure 3 – Air Photo

Figure 4 – Master Plan – Phase 1

Figure 5 – Master Plan – Phase 2

Figure 6 – Master Plan – Phase 3

Figure 7 – Proposed Site Plan

Figure 8 – Proposed Elevations

Figure 9 – Proposed Elevations

 

Appendix ‘A’ – Conditions of site plan approval

 

 

Agent:                        Paul Didur Architect Inc.

                                  4180 Dundas Street West, Suite 202

                                  Toronto, Ontario M8X 1X8

                                  Tel: (416) 928-1041

                                  Fax: (416) 928-1051

                                  Email: paul@pdarchinc.com

 

 

File path: Q:\Development\Planning\APPL\SITEPLAN\06120081\recommendation report

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

APPENDIX ‘A’ – Conditions of Site Plan Approval

  1. That the Owner enter into an amendment to the site plan agreement dated July 23, 2004 between Angelico Investments Inc, the Town of Markham and the Region of York, containing all standard and special provisions and requirements of the Town, Region of York, TRCA, and other public agencies including Power Stream, and the specific requirements identified in the staff report;
  2. That the site plan agreement include provisions for the payment by the Owner of all applicable fees, recoveries, development charges, cash-in-lieu of parkland, etc.;
  3. That prior to the execution of the site plan agreement, the Town shall ensure satisfactory arrangements have been made to satisfy all obligations related to the development, financial or otherwise;
  4. That prior to the execution of the site plan agreement, the Owner shall submit final drawings including but not limited to site plans and elevation drawings, and landscape plans, and engineering drawings that comply with all requirements of the Town and authorized public agencies, to the satisfaction of the Commissioner of Development Services.  These drawings shall also address the revisions to  approved Phase 1 plans; 
  5.  That prior to the execution of the site plan agreement, the Owner shall submit a signage program and plans showing the locations of all signage, to the satisfaction of the Commissioner of Development Services;   
  6. That prior to the execution of the site plan agreement the Owner submit a Landscape Plan, prepared by a Landscape Architect having O.A.L.A. membership, for approval by the Commissioner of Development Services,.  The landscape plan shall include enhanced urban screening elements along the Woodbine Avenue street frontage. The landscaping shall be installed properly, cared for and maintained to the satisfaction of the Town;
  7. That the location, size and construction of all internal refusal storage areas be approved to the satisfaction to the Town of Markham Waste Management Department;
  8. That provisions for Fire Routes, yard hydrants, Siamese connections and other emergency access requirements be to the satisfaction of the Fire Department;
  9. That the Owner comply with all requirements of the Town and authorized public agencies including Power Stream, to the satisfaction of the Commissioner of Development Services.